HomeMy WebLinkAboutA017 - Council Action Form dated July 24, 2001 f Y
ITEM # 1S
DATE 07/24/01
COUNCIL ACTION FOR
M
SUBJECT: RESOLUTION APPROVING THE SIDEWALK AND STREET TREE
AGREEMENT FOR NORTHRIDGE HEIGHTS SUBDIVISION, FIRST ADDITION AND
RESOLUTION APPROVING THE FINAL PLAT FOR NORTHRIDGE HEIGHTS
SUBDIVISION, FIRST ADDITION.
BACKGROUND:
The applicants, Uthe Development Company, L.L.C., are requesting that the Final Plat for
Northridge Heights Subdivision, First Addition be approved.
The property in question is located north of George Washington Carver at the northern
limits of the City of Ames.
The proposed Final Plat involves the creation of 20 platted lots and one outlot. The entire
area of Northridge Heights Subdivision, First Addition is 18.52 acres.
All lots within the proposed Final Plat are zoned RL (Residential Low Density). The
proposed platted lots range in size from 11,997 square feet to as large as 16,900 square
feet. The sizes of the lots are in compliance with the City's zoning requirements. The
proposed outlot, which is planned to be a stormwater detention basin, is 6.25 acres in size.
All of the platted lots front on street right-of-way that is to be dedicated to the City as part
of the Final Plat.
Municipal infrastructure in the form of water mains, sanitary sewer mains, and storm sewer
infrastructure have been installed and are being recommended for acceptance by the
Municipal Engineer as part of the action on this Final Plat. Street improvements, including
curb, gutter, base course, final street surface, and street lights, have yet to be installed.
These improvements are guaranteed as part of the Public Improvements Agreement for
this plat, along with a Letter of Credit in the amount of $126,000, which will insure the
installation of these improvements.
Street trees, as required in Section 23.402, and sidewalks, as required in Section
23.403(14), are guaranteed through a separate improvement agreement. This separate
improvement agreement is not secured with a bond like all other subdivision
improvements. The agreement that has been used in the past for the installation of
sidewalks has been modified to include a provision for the installation of trees. The
Agreement for Sidewalks, which also requires the installation of trees, has been signed by
the developers and is part of the platting documents for this subdivision.
DEVELOPMENT AGREEMENT REQUIREMENTS:
The approval of the Preliminary Plat for the Uthe Farm Subdivision (now called Northridge
Heights) involved a Development Agreement that specified a series of requirements as a
means to fulfill the objectives of the Land Use Policy Plan for this area. With respect to the
Final Plat for Northridge Heights Subdivision, First Addition, the following requirements are
applicable:
• Dedication of all of the required right-of-way for the future lane widening construction
on Bloomington Road and George Washington Carver Avenue;
• Payment of $80,000 for future park improvements in the Northridge Heights
Subdivision;
• Payment of $12,000 for sewer connection fee; and
• Installation of intersection improvements at the intersection of Valley View and George
Washington Carver.
Right-of-Way.
The developers of Northridge Heights Subdivision have prepared a "Plat of Survey" and
a Quit Claim Deed that dedicates the Bloomington Road right-of-way to the City from the
intersection of the Valley View Road to the easterly property boundary of the property
owned by Uthe Development Company L.L.C. The remaining portion of the required
right-of-way for the remaining portion of George Washington Carver Avenue will be
dedicated to the City as subsequent portions of this property is developed in the future.
Staff is satisfied that this condition is fulfilled at this time.
Park Improvements.
The developers have paid to the City $40,000 that is to be allocated to the park
improvements that will occur in the park to be dedicated in the future. The remaining
$40,000 payment obligation of the developer is actually being accomplished by way of the
developers granting to the City of Ames an easement for the electrical tie line along the
eastern parameter of the property. The Ames Municipal Electric Utility has agreed to pay
$40,000 for this easement. Thus the payment for the easement will actually be used to
pay for the park improvements in the future.
Sewer Connection Fee.
The developers are required to pay a $12,000 sewer connection fee. This fee has been
paid and is on deposit with the City.
Intersection Improvements.
The Development Agreement requires that the developers be responsible for the
installation of left turn storage lanes and deceleration lanes at the intersection of all streets
with Bloomington Road and George Washington Carver according to a schedule
established by the City. The Public Works Department is advising that the installation of
these intersection improvements be installed with the street improvements as part of the
Second Addition of Northridge Heights Subdivision. This would allow for larger volumes
of traffic to be generated before the needed intersection improvements are constructed.
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Staff has reviewed this Final Plat and the improvement responsibilities documented in the
Development Agreement for this subdivision. Staff has determined that Final Plat and the
provisions of the Development Agreement comply with the requirements of the Subdivision
Regulations of the City. (A copy of the Final Plat is attached to this action form.)
ALTERNATIVES:
1. The City Council can approve the Agreement for Sidewalks and Street Trees for
Northridge Heights Subdivision, First Addition and approve the Final Plat for
Northridge Heights Subdivision, First Addition.
2. The City Council can approve the Agreement for Sidewalks and Street Trees for
Northridge Heights Subdivision, First Addition and approve the Final Plat for
Northridge Heights Subdivision, First Addition with modifications.
3. The City Council can table action on the Final Plat for Northridge Heights Subdivision,
First Addition.
4. The City Council can deny approval of the Final Plat for Northridge Heights
Subdivision, First Addition.
MANAGER'S RECOMMENDED ACTION:
Staff has analyzed the Final Plat for Northridge Heights Subdivision, First Addition and the
Development Agreement for the same subdivision, and has determined that all
requirements of the City have been fulfilled. A change to the agreement for the installation
of sidewalks that would incorporate the requirement for the installation of street trees has
occurred and has been signed by the developers. It is important for the City Council to
understand that the installation of sidewalks and street trees is not guaranteed by any
financial security that is available to the City in the event trees or sidewalks are not
installed. The mechanism that the City does have to insure the installation of sidewalks
and now street trees is the withholding of building permits or occupancy permits. To a
degree this incorporates into the enforcement action of the City a third party, namely the
homeowner or homebuilder. This practice has been used by the City for sometime and
has resulted in satisfactory performance for the most part. Therefore, it is the
recommendation of the City Manager that the City Council adopt Alternative #1. This will
approve the Agreement for Sidewalks and Street Trees and approve the Final Plat for
Northridge Heights Subdivision, First Addition.
COUNCIL ACTION:
Attachments
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Prepared by Nicholas R. Konrody WHKS d Co.. 1421 S. Bell Avenue.—Sul te 103. Ames Iona 50010 Phone 515--663-9997
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